10027 E 67th St · Raytown, MO 64133

$455,000

8 bd · 8.0 ba · 3,968 sqft · MultiFamily public records · 93 Days on market

Built 1983 3,968 sqft lot Est $460k · at est. ↓ 4% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.0/30.0
• ARV discount +8.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Calling all Investors! 4 unit building in thriving rental community off of 67th Street in Raytown area. Tenants pay utilities and property is separately metered. Do Not approach tenants, call listing agent for showing information!

Key facts

• 3,968 sq ft lot
• Built 1983
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $455k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive. Per door: $146/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $455k).
• Recommended offer: $414k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.0% in Raytown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#281 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Raytown C-2 (suburban): math 12% / reading 28% proficiency, ranked #302 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Robinson Elem. (math 27% / reading 42%, grade F, #676 of 1,115 statewide, top 66%, 345 students, 60% FRL); Raytown Central Middle (math 16% / reading 32%, grade F, #326 of 391 statewide, top 84%, 564 students, 64% FRL); Raytown South Sr. High (math 8% / reading 32%, grade F, #475 of 521 statewide, top 92%, 1,185 students, 68% FRL).
• Market conditions: Rents rising (+1.3%/yr); 208 active listings in the ZIP; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• At $4,708/mo this rent would consume 83% of the median local household income ($68k/yr) (locally 1173% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $414,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (median comp): $459,834
• List price: $455,000
• Delta: -1.05%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.34% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-44,237
• Equity at exit: $67,842

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-21,103
• Equity at exit: $39,340

Cash invested: $127,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64133

• Rents YoY: 1.3%
• Active inventory: 208
• Price-to-rent: 32.2×

Monthly cashflow live

• Estimated rent: $4,708 high
• Mortgage (P&I): −$2,386
• Tax from tax record: −$505 /mo · $6,056/yr
• Insurance: −$190
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$989
• Net cashflow: $583

Break-even live

Break-even rent $3,969

Max offer price $455,000

Occupancy floor 83%

Sensitivity live

Price	-10% $841	-5% $712	+0% $583	+5% $455	+10% $326
Rent	-10% $212	-5% $398	+0% $583	+5% $769	+10% $955
Rate	-1.0pp $813	-0.5pp $699	base $583	+0.5pp $466	+1.0pp $346

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,708
Total (4 units)			$4,708

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $455,000 Active 93 DOM
2. 2026-06-18
   days on market $455,000 Active 90 DOM
3. 2026-06-17
   days on market $455,000 Active 89 DOM
4. 2026-06-16
   days on market $455,000 Active 88 DOM
5. 2026-06-15
   days on market $455,000 Active 87 DOM
6. 2026-06-13
   days on market $455,000 Active 85 DOM
7. 2026-06-13
   days on market $455,000 Active 84 DOM
8. 2026-06-09
   days on market $455,000 Active 81 DOM
9. 2026-06-08
   days on market $455,000 Active 80 DOM
10. 2026-06-07
    days on market $455,000 Active 79 DOM
11. 2026-06-03
    days on market $455,000 Active 75 DOM
12. 2026-06-02
    days on market $455,000 Active 74 DOM
13. 2026-06-01
    days on market $455,000 Active 73 DOM
14. 2026-05-31
    days on market $455,000 Active 72 DOM
15. 2026-03-20
    listed $455,000 Active 230-char remark

    Show marketing remark (230 chars)

    Calling all Investors! 4 unit building in thriving rental community off of 67th Street in Raytown area. Tenants pay utilities and property is separately metered. Do Not approach tenants, call listing agent for showing information!

16. 2025-10-23
    historical
17. 2025-09-16
    listed $455,000 Active
18. 2024-04-12
    historical $895
19. 2024-02-14
    price $895
20. 2024-02-07
    listed $995
21. 2024-02-07
    historical $995
22. 2024-02-04
    listed $995
23. 2020-11-16
    soldstatus
24. 2018-04-13
    historical
25. 2018-03-22
    price $275,000
26. 2018-03-03
    price $299,950
27. 2017-10-04
    listed $349,950 Active
28. 2015-08-14
    soldstatus
29. 2012-02-02
    soldstatus
30. 2012-01-30
    soldstatus
31. 2010-12-06
    listed $154,000
32. 2006-12-28
    soldstatus
33. 2006-12-28
    soldstatus
34. 2006-09-22
    listed $475,000
35. 1992-12-30
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $6,056 · $505/mo
• Projected year-2 tax: $6,056 · $505/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,496
• − Mortgage interest: −$25,487
• − Property taxes: −$6,056
• − Insurance: −$2,942
• − Repairs & maintenance: −$4,520
• − Management: −$4,520
• − Depreciation: −$13,236
• Taxable loss: −$264
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $7,065/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Raytown C-2
• NCES district ID: 2926070
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $47,215
• Composite: 17.59/100
• National rank: #9039
• State rank: #302 of 324 in MO

Livability — Raytown

• Score: 65/100
• State rank: #281
• US rank: #13079

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raytown, MO
• County: Jackson County · 687,798 people
• City population: 60,054
• Metro: Kansas City, MO-KS
• Population (ZIP): 36,249
• Household income: $67,750
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1173.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 46% Black 37% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 7% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.40%
• Current HPI: 263.6915
• Rent YoY: ▲ 1.34%
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

-4.2% since first listed

21 events — show timeline

• 2026-03-20 Listed $455,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-16 Listed $455,000 Heartland MLS as Distributed by MLS Grid
• 2024-04-12 Rental Removed $895 RENTLY
• 2024-02-14 Price Changed $895 RENTLY
• 2024-02-07 Listed for Rent $995 RENTLY
• 2024-02-07 Rental Removed $995 APPFOLIO
• 2024-02-04 Listed for Rent $995 APPFOLIO
• 2020-11-16 Sold (Public Records) — Public Records
• 2018-04-13 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2018-03-22 Price Changed $275,000 Heartland MLS as Distributed by MLS Grid
• 2018-03-03 Price Changed $299,950 Heartland MLS as Distributed by MLS Grid
• 2017-10-04 Listed $349,950 Heartland MLS as Distributed by MLS Grid
• 2015-08-14 Sold (Public Records) — Public Records
• 2012-02-02 Sold (Public Records) — Public Records
• 2012-01-30 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-12-06 Listed $154,000 Heartland MLS as Distributed by MLS Grid
• 2006-12-28 Sold (Public Records) — Public Records
• 2006-12-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2006-09-22 Listed $475,000 Heartland MLS as Distributed by MLS Grid
• 1992-12-30 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $6,056 · +6.2% YoY. Source: county tax records.